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Home My WebLink Aboutstaff report pride valley itemJanuary 30, 2014 ITEM NO.: A FILE NO.: LU13-02 Name: Western Area Land Use Plan Amendment Location: West of Interstate -430, south of Kanis Road/Chenal Parkway to the County Line Re uesf: Various Source: Staff PROPOSAL / REQUEST: As part of the City's efforts to keep the Future Land Use Plan current, Staff reviewed the Plan in the area west of Interstate 430, south of Kanis Road/Chenal Parkway to the County Line. The package has ten areas with changes, each area has from one to four changes: Area 1 is north of Interstate 30 and east of Alexander Road. There are two changes in this area. Change 01A is from Mixed Commercial Industrial to Public Institutional. Public Institutional includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The second change (01 B) is from Mixed Commercial Industrial to Commercial. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Area 2 is along and either side of Stagecoach Road, south of Otter Creek Road. There are four changes proposed in this area. Change 02A is from Mixed Commercial Industrial to Service Trades District. Service Trades District provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. The second change (0213) is from Mixed Office Commercial to Public Institutional. Public Institutional includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The third change (02C) is from Mixed Office Commercial to Commercial. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The fourth change (02D) is from Commercial to Service Trades District. Service Trades District provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services January 30, 2014 ITEM NO.: A (Cont. LE NO.: LU 13-02 to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. Area 3 is along the east side for Stagecoach Road and south of Baseline Road. There are two changes within this area. Change 03A is from Public Institutional to Office. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The second change (03B) is from Office to Mixed Use. Mixed Use provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if — the -use-is entirely offic"r-commercial or if the use is a mixture of the three. Area 4 is along the south side of Colonel Glenn Road and east of Pritchard Mill Road. There are two changes in this area. Change 04A is from Park/Open Space to Public Institutional. Public Institutional includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The second change (04B) is from Park/Open Space to Residential Low Density. Residential Low Density provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. Area 5 is from Interstate 430 to Lawson/David O Dodd area, either side of Colonel Glenn Road. There are three changes in this area. Change 05A is from Mixed Office Commercial to Commercial. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The second change (05B) is from Commercial and Office to Service Trades District. Service Trades District provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. Area 6 is either side of Bowman Road, north of 36th Street. There are two changes in this area. Change 06A is from Mixed Use to Public Institutional. Public Institutional includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The second change (06B) is from Residential Medium Density to Residential High Density. This category accommodates residential development of more than twelve (12) dwelling units per acre. Area 7 is located at the southeast corner of Kanis Road and Shackleford Road. A change from Office to Commercial is requested. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional 2 January 30, 2014 �Eel N I_1 FILE NO.: LU13-02 services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Area 8 is the area generally from Embassy Suites Drive to Bowman Road and Financial Centre Parkway to Kanis Road. There are two changes in this area. Change 08A is from Public Institutional and Commercial to Mixed Office Commercial. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The second change (08B) is from ------Ne�g-hbor-hood-Commercial-and-Mixed-0#ace-Commercial-to-Cammercialr __The____ Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Area 9 is the area from Chenal Parkway to Kanis Road, west of Nix Road beyond Kirby Road. There are four changes in this area. Change 09A is from Residential High Density to Residential Low Density. Residential Low Density provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The second change (09B) is from Residential Low Density to Public Institutional. Public Institutional includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The third change (09C) is from Residential Low Density to Residential Medium Density. Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The fourth change (09D) is from Office to Neighborhood Commercial. The neighborhood commercial category includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. Area 10 is an area west of Kanis Road, either side of Pride Valley Road to Worthen Drive. There are three changes in this area. Change 10A is from Public Institutional to Residential Low Density. Residential Low Density provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The second change (10B) is from Residential Medium Density to Suburban Office. The suburban office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The third change (10C) is from Residential Low Density to Residential Medium Density. Residential Medium Density category t January 30, 2014 ITEM NO.: A (Cont.) FILE NO.: LU13-02 accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. ANALYSIS: The Planning and Development staff began reviewing this area in June 2013. The existing development pattern, as well as existing zoning and recent re-classification _. -actions-were. reviewed. After field visits and -staff discussions, letters_were sent_t4 ail neighborhood associations in the area and other major property owners in the area asking for suggested changes in the area. Only a couple informational calls were received. Staff then developed a package of changes and affected property owners identified. All the affected property owners were contacted about the possibility of changing the Land Use Plan designation of their property in September 2013. Staff received numerous phone calls and email responses to that letter notifying them of the proposed changes. Most contacts were informational only. There were several written and verbal comments in support of the change in `their' respective area. In addition there was one written request not to make the suggested change for their property (NW corner of Bowman and Colonel Glenn Roads). The final package of changes was developed and property owners together with neighborhood associations were contacted in early November about the public hearing to consider the changes. Staff believes this package of changes is a `clean-up' to more accurately reflect the current and likely future development pattern in the area of the changes. This resulting `package' of changes should create a more accurate Future Land Use Plan that all can use, whether public or private. Area 1 is along the north side of Interstate 30, west of Crooked Creek. It is the site of the southwest Little Rock campus of Pulaski Technical College and several commercial businesses, zoned primarily C-4, Open Display Commercial. To the northwest is R-7 (Mobile Home Park) zoning with a large mobile home park. To the northeast are R-2 (Single Family) and OS (Open space) zoning and the floodway of Fourche Creek. To the south is C-4 (Open Display) and R-2 (Single Family) with various commercial uses including a dirt auto race oval. Change `A' is to recognize the college campus with a Public Institutional designation. Change `B' is to recognize the existing commercial zoning and uses — motel, party rental, and stone yard — storage and sales. Area 2 is either side of Stagecoach Road from Fourche Creek to Otter Creek Road. To the west is PR (Park) zoning for Otter Creek Park and MF -18 (Multifamily 18 units per acre) with an apartment complex. To the south and east is R-2 (Single Family) zoning and the floodway of Fourche and Otter Creeks. To the north and northeast are C-2 (Community Shopping) and C-3 (General Commercial) zoned areas with various retail uses. Change area `A' is zoned PCD (Planned Commercial District) with an office January 30, 2014 ITEM NO.: A (Cont. FILE NO.: LU13-02 warehouse showroom type of development. (This is consistent with the Service Trades District proposed for this area.) Change area 'B' is zoned R-2 (Single Family) with conditional use permits for two different churches. (This is consistent with the Public Institutional District proposed for this area). Change area 'C' is zoned R-2 (Single Family) and has several homes on it. (There are commercial uses to the north and west and with the types of uses in place, the likely future use of this area is commercial in nature.) Change area 'D' is zoned PCD (Planned Commercial District) and PDC (Planned District Commercial) for two mini -warehouse developments R-2 (Single Family) for a salvage yard and C-2 (Community Shopping) currently undeveloped. —Besed-on-t-he-existing-uses-and-zoning-pattem-t-he-mostAkt ely-f-ut-uf�-development-- - pattern of this area is Service Trades District. Area 3 is two areas along the east side of Stagecoach from between Baseline Road and Chateaus Lane. To the south and east is R-2 (Single Family) zoned land that is the floodway/floodplain of Fourche Creek and Callagahan Creek. To the north is C-3 (General Commercial) zoned land and is mostly vacant with a Dollar General Store on a portion of the land. To the west across Stagecoach Road are various zoning classifications. There are MF -12 (Multifamily 12 units per acre) zoned areas one with apartments and another area undeveloped. There are several PCD (Planned Commercial District) and POD (Planned Office District) both developed and undeveloped. Between the two areas along the east side of Stagecoach Road is vacant 0-1 (Quiet Office) and R-2 (Single Family) zoned land with conditional Use permits for churches. Change area 'A' is partial zoned 0-3 (General Office) with a doctors clinic and partial R-2 (Single Family) and undeveloped. (Office rather than Public Institutional use would be more appropriate based on the zoning and land use patterns. The church is to the north of this site.) Change area 'B' is zoned R-2 (Single Family) and PCD (Planned Commercial District). There is a restaurant on a portion of the area and homes on other portions. The Mixed Use classification more accurately represents the existing pattern and likely future pattern of development for this area. Area 4 is southeast of the Colonel Glenn Road intersection with Pritchard Mill Road. This area is outside the city limits but with the Little Rock zoning and planning areas. To the north, south, and east is all zoned R-2 (Single Family), with homes on large tracts and undeveloped land. To the west is C-3 (General Commercial) zoned land, this land is currently vacant or used residentially. Change area 'A' is zoned R-2 (Single Family) and owned by Pulaski County Special School District. It is used as a support or satellite facility for the district. The former recreational use no longer exists, thus Public Institutional is more appropriate for this site. Change area 'B' is zoned R-2 (Single Family) and has single family homes on large lots. It was never part of the recreational use area. Residential Low Density accurately represents the current and likely mid-term use of this land. Area 5 is west of the Interstate 430 interchange with Colonel Glenn Road and continues west to the Church Road/Lawson Road intersection. To the south and east area 5 January 30, 2014 ITEM NO_: A (Cont. VIIWk150]01ft141[IN various commercial zoning districts with several auto dealerships, a movie theater, and other commercial uses. To the northeast is vacant C-2 (Community Shopping) zoned land. To the north and west is R-2 (Single Family) zoned land. There is a mobile home park on a portion of this however much is vacant with a few single family homes located on this land. Change area 'A' is zoned C-2 (Community Shopping) and is mostly vacant with a car dealership and fast food restaurant located on a portion of the land. Additional car dealerships have submitted plans for portions of the remaining undeveloped land. Based on this development pattern Commercial rather than Mixed Office Commercial would more accurately portray how this area is developing. Change r,ea--13' i&-between-Colonel-Genn-ated-Lawson-Road$,—east-o ad. The -area is mostly zoned R-2 (Single Family) with PCD and PDC (Planned Commercial District and Planned District Commercial). There is a construction company with their materials storage, a dollar store, auto repair and several current or former home sites within the area. The general area is developing with either car dealerships or office -warehouse types of developments. The Service Trades District is a more likely use pattern for this area in the future and would provide some transition from the larger parking lot uses (dealerships) to single family homes to the west. Area 6 is west of Interstate 430 and north of 36th Street. The surrounding areas are mostly zoned R-2 (Single Family). To the northeast is a single family subdivision, while to the northwest and west the land is mostly vacant with one or two homes. To the south are large tract homes that have been in place since prior to annexation of the area. There is a scattering of office zoning (0-2, Office and Institutional and 0-3, General Office) but the structures are residential in nature with one or two converted for office use. Change area 'A' is zoned POD (Planned Office District) and is a large church. The church is likely to remain for the mid-term making Public Institutional use more appropriate. Change area 'B' is zoned PRD (Planned Residential District) and is being developed into a large apartment complex. This development pattern is more accurately shown as Residential High Density. Area 7 is the southeast corner of Kanis and Shackleford Roads. To the north, west and south is zoned office (0-3 General Office to the north and east, with 0-2 Office and Institutional to the south). To the north is a large office building, while to the west is more rural residential land with single family homes and vacant land. To the south are hotels, small office uses and a hospital. To the west is mostly C-2 (Community Shopping) zoning with a PCD (Planned Commercial District and 0-3 (General Office). There is a small commercial center, service station, clinics, auto dealership and office buildings in the area. The area of change is two PCDs (Planned Commercial District), with both having food related retail businesses. Commercial classification more accurately reflects how this area has developed and is zoned and likely to remain such for the mid-term. Area 8 is from the Bowman/Kanis Roads intersection area to the Financial Centre Parkway/Embassy Suites Drive intersection. The surrounding areas are zoned a mix of 0 January 30, 2014 ITEM NO.: A Cont. FILE NO.: LU13-02 various office and commercial districts with many forms of Planned Zoning Districts. Several retail centers, office building and complexes as well as a hotel and mini - warehouse developments can be found 'in this area. There is some yet to be developed lands in the southern portions of the surrounding area. Change area 'A' is zoned C-3 (General Commercial) with a hospital and retail center, 0-3 (General Office) with an office building and clinics and PCD (Planned Commercial District) with a bank. This is either side of Autumn Road south of Chenal Parkway. Much of the surrounding area is shown Mixed Office Commercial and this appears to be a better representation of the current and likely future development pattern than does Public Institutional or Office. kl-,hange-atr-ea 'B'-is-t-he-sout-hwes-t-a-nd-sout-heast�-or-ner- -o# t-he-Bowman/-Kanis-Roads. — The area is zoned C-1 (Neighborhood Commercial) with a couple of smaller retail uses, C-3 (General Commercial) with a mortuary service and vacant land, and R-2 (Single Family) with a legally non -conforming liquor store. The Commercial classification provides a good representation of the use and zoning pattern as well as the likely future development pattern as it continues to redevelop. Area 9 is between Chenal Parkway and Kanis Road, west of Gamble Road to the west side of Kirby Road. To the north east is commercially zoned land (C-3, General Commercial, PCD, Planned Commercial District and 0-3 General Office) with a car dealership, retail centers and small offices. To the north are several multifamily developments zoned R-5 (Urban Residential), MF -18 (Multifamily 18 units per acre) and PRD (Planned Residential District). To the west is R-2 (Single Family) zoned land, with a subdivision to the northwest and large tract residential to the southwest. To the south is mostly R-2 (Single Family) zoned land either vacant or with larger lot homes. Though there is a scattering of office zoning along Kanis Road (POD, Planned Office District; PDO, Planned District Office; and 0-3, General Office). To the east is R-2 (Single Family) zoned land with a subdivision to the northeast and large tract and vacant land to the southeast. Change area 'A' is zoned R-2 (Single Family) and developed as a single family subdivision southwest of Shadow Lake Road and Nix Road. This area is likely to continue with this development pattern making Residential Low Density rather than Residential High Density appropriate. Change area 'B' is along the west side of Kirby Road south of Oak Meadow Drive. The land is zoned R-2 (Single Family) however there is a fire station, church and private property owners' park on the land. All of these uses are consistent with the Public Institutional Use classification. Change area 'C' is along the west side of Kirby Road north of Kanis Road. The land is zoned PRD (Planned Residential District) and is developed as an apartment complex. This use is not likely to change in the mid-term making the Residential Medium Density classification a better representation. Change area 'D' is along both sides of Old Towne Road. Currently the land along the east side of the road is zoned C-1 (Neighborhood Commercial) with small businesses. The west side is zoned PCD (Planned Commercial District) and has a business center and small business located on the land. The current development pattern is not likely to change in the mid-term and with the scale of commercial development, the Neighborhood Commercial classification is the best representation of the use pattern. F January 30, 2014 ITEM NO.: A (Cont.) _ FILE NO.: LU13-02 Area 10 is along Pride Valley Road west of Kanis Road. To the east and west the land is zoned 0-2 (Office and Institutional) with a large office complex to the west and mostly vacant land to the east. To the north are PCD (Planned Commercial District) zoned tracts, some vacant and some developed with commercial uses. To the south is R-2 (Single Family) zoned land largely undeveloped with a few homes and a school to the southeast. Change area 'A' is at the southwest corner of Pride Valley and Kanis Roads zoned R-2 (Single Family) and is developed as a single family subdivision. Residential Low Density is the best representation of the current and likely future development pattern of this land. Change area 'B' is zoned PCD (Planned Commercial Development),-a-nd-is-partially developed -as a -mini -warehouse -development with -small office buildings along Pride Valley. An expansion of the Suburban Office use reflects this office development type. Change area 'C' is currently zoned R-2 (Single Family) and is developed with large lot single family homes. Residential Medium Density would be a good transition from the office and commercial uses north of Pride Valley Road to the single family uses to the south of Pride Valley Road. In response to the second notice mailed November 8, 2013, Staff received an informational phone call, an email of support from an owner in Area 5B and emails requesting removal of Areas 6A and 6B from the package of changes. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Bentley Court POA, Birchwood, Capital Lakes Estates, Crystal Valley POA, Gibraltar/Pt. West/Timber Ridge, John Barrow, Otter Creek Homeowners, Otter Creek Merchants, Parkway Place POA, Plantation Acres, Sandpiper, Spring Valley Manor POA, SW Little Rock UP, Wedgewood Creek POA, Westfield Home Owners, and Woodlands Edge Community. Letters were sent to approximately 160 property owners in the area. Staff has received several informational calls from area residents as a result of the initial mailing in September. These were mostly informational. There was a request to not proceed in one area, which staff is honoring. The second mailing on November 8 was sent to approximately 160 property owners and the same neighborhood associations to notify them of the public hearing. Staff received a few phone informational calls and three emails (one in support and two requesting removal). STAFF RECOMMENDATIONS: This package of amendments is designed to make the Future Land Use Plan more representative of current and likely mid-term future uses for this area. Since the property owners of the land included in change Areas 6A and 613 have requested that their ownership not be changed at this time. Staff recommends the removal of these areas from the package. Staff recommends the approval of the amended package of changes. 0 January 30, 2014 ITEM NO.: A FILE NO.: LU13-02 PLANNING COMMISSION ACTION: (DECEMBER 12, 2013) Walter Malone, Planning Staff reviewed the package of Land Use Plan change areas. Mr. Aaron Glazier, spoke about the changes in Area 10. He lives in the area shown as Wand agrees with the proposed change for that area. He also agrees with the change proposed for the 'B' area but is opposed to the change in the 'C' area. He believes that the area should not have an increase in density. Mr. Glazier and a neighbor circulated a petition against the change in Area 'C'. All tho-se-ava-dab]eAo-sign, arc reed that_tne densification should not be made._fA copy of the petition against the change to Area 10C was presented to the Commission.) F There was a discussion about the 'A' area with Chairmen Rector and and how the area could have been developed with a different designation. Chairman Rector reviewed zoning versus Land Use with Mr. Glazier and what the potential uses with a Medium Density designation might be. Mr. Rector noted that the land in area 'C' is zoned single-family and a rezoning would have to occur for anything other than single family to be built on that land. There was discussion about voting on the 'package' and pulling the area 10C out separately. Tony Bozynski, Director Planning and Development, indicated that in cases like this the sub -area in question had been voted on separately. Ruth Bell, League of Women Voters, stated that today's discussion reconfirmed that more publicity is better to help everyone understand. She recommended pulling area 10C out for a separate vote. There was further discussion about area '10C': it is zoned single-family and a rezoning would have to occur for more than a single family house to be allowed on the land. The likely rezoning of this land would be a Planned Zoning District rather than MF6 or MF12, if it is developed at the Medium Density level. Commissioner Nunnley indicated he agreed there would be enough 'safe guards' in place if the area was shown for Residential Medium Density. Several Commissioners expressed a desire to allow time for Staff and the neighborhood to meet to discuss the issues. A motion was made to defer LU13-02-10C to January 30, 2014 (Fountain, Finney). By a vote of 7 for, 1 against, 2 absent and one open position the motion was approved. Commissioner Nunnley asked about the change to Commercial along Stagecoach Road with a change next to it for Public Institutional (LU 13-02-02B and LU 1 3-02-02C). Mr. Nunnley asked about a retail use selling alcohol next to a church. There was some discussion about this. Commission Brock indicated the church was no longer functioning and the land was for sale. After some additional discussion a motion was made to remove LU13-02-02B —Mixed Office Commercial to Public Institutional from the package (Nunnley, Dillion). By a vote of 8 for, 0 against, 2 absent, 1 open position the 9 January 30, 2014 ITEM NO.: A (Cont. FILE NO.: LU13-02 motion to remove LU13-02-02B was approved. A motion was made to approve the package of changes as amended (Fountain, Dillion). By a vote of 8 for, 0 against, 2 absent, 1 open position the amended package of changes was approved. STAFF UPDATE; Staff met and discussed the proposed change north of Pride Valley east of Worthen from Residential Low Density to Residential Medium Density. Several emails were exchanged and -a -meeting -was -arranged to meet with -residents of the Kanis Creek subdivision on Thursday January 16, approximately ten residents were in attendance. Staff provided- some back ground on why the amendment package was developed and more particularly this change. There was some discussion about zoning and various types of residential development that might occur and still meet the density of 12 units per acre. There was no support from those present for the proposed change in the Land Use Plan. After further review Staff would like to withdraw this change from the package of changes previously approved by the Planning Commission. Staff recommends that the Plan be left as Residential Low Density for the area north of Pride Valley Road and west of Worthen. i W ! :* W NC so �� +�n�+��rr■�� ww�•�la�� wvv s 0 #iiAIIIIIIIIN • * v�� po �44q� ��lj' tl rwps 4W B®B�Be �®BgOOOOpp � �� 1111 f■] nn � � MO coB '�tl c66�i /V Q dy 1'IC/US *will � City Limits as a PKlvs--..--..-- PK/OS-� a ■ 49 Iff 10 °► •► C/11 Sv 0 G r •'�►► i 90., s ■ Ali pA City Limits•jON JKX6 �i ! ■f«� LU 13-02-1 OC Residential Low Density to City Limits Residential Medium Density !s� Ila *�■ vied � ♦ � �►�■lKritiM 10................ City Limis i • SRM_• a r Land Use Plan Case: LU13-02-10 N Location: Either side of Pride Valley RD, West of Kanis RD Ward- 5 0 175350 700 Feet PD: 18 CT: 42.07 TRS: T1 N R13W6 PCD C1 1 CUP I O p0 A 02 01 r�. .. City Limits LU 13-02-10C Residential Low Density to Residential Medium Density C2 cYN Area Zoning 4% ® 9 Pavy 00/ --PR v' i UP4f 4W to � v iv � ' s � �`■r _t 46 I • f4Wa' f■ 4 of *F f �f f no alam I LIa ■ f ;i PD- 'Ir in a w W.A At did ► ��rar�w4 POD . ..�.._..�.. City Limits Case: LU13-02-10 N Location: Either side of Pride Valley RD, West of Kanis RD Ward: 5 PD: 18 0 175350 700 Feet CT: 42.07 TRS: T1 N R13W6